One of the most pivotal moments in a HDB flat’s lifespan is when it crosses its 5-year Minimum Occupation Period (MOP) and becomes eligible to be sold on the resale market. This is when its true value amongst homebuyers is realised, and depending on various circumstances, could even result in a hefty profit for its original owners.
Plus, being recently MOP-ed has its benefits━these are the flats with approximately 94 years of lease remaining, and so being a relatively ‘young’ flat will usually mean they’re in a good, well-maintained condition with greater longevity as compared to older flats.
This year, the resale market can expect around 5,635 units hitting their MOP across 9 different BTO projects. With a good mix of unit types across Singapore, here are all the options available if you plan to purchase one in 2025.
1. Alkaff CourtView (1,258 units)
Image credit: Global Design News
We’re starting off our list strong with Alkaff CourtView, which we believe will be the most popular project hitting the resale market this 2025. And yes, that will usually mean some spectacularly high asking prices as well. After all, this area is where flats were sold for over a million dollars shortly after MOP-ing, including a 3-room flat that was sold for $900k.
Launched as part of the November 2015 BTO exercise, Alkaff CourtView is the largest project that will be crossing its MOP this year, with around 1,258 units across all unit types. It’s technically classified under Toa Payoh, but in reality it’s better known for being part of the highly coveted Bidadari estate that saw high oversubscription rates when its BTOs were launched.
Alkaff CourtView has a good mix of attributes that makes it a fantastic choice for families of any demographic. Located on the city fringe, with amazing public transport connectivity such as a bus interchange and MRT station at your doorstep, and a handful of renowned schools like Cedar Girls, St Andrew’s and Maris Stella in close proximity, it is without a doubt a fantastic option regardless of whether you’re a couple without kids, or a family with young children.
Expect units to move fast and furious once it hits the resale market, especially from those who may have missed the opportunity to secure a flat when it was first launched as a BTO. Seeing as how prices have been climbing for flats in the area for its surrounding units in the Bidadari estate, it will be very interesting to see if Alkaff CourtView will become the new record-setter for the most expensive HDB flats.
2. Northshore Residences (I and II) (588 and 814 units)
Image credit: Council on Tall Buildings and Urban Habitat
As you may know, waterfront living doesn’t come by very often here in Singapore, and especially so for HDBs. You’re limited to a few estates, and they tend to be older, which then brings into question the condition of the flat as well as of the overall development.
That’s where Northshore Residences comes in. Launched during the May 2015 BTO launch, Northshore Residences I and II belong to the relatively young estate of Punggol, and are situated along the newly carved out Punggol Coast section of Punggol. Boasting waterfront views and Northshore Plaza, a small-ish shopping mall, Northshore Residences is a good choice for those who want a piece of the waterfront pie.
There’s nothing too much to shout about in terms of public transport options though. The closest rail connection would be Samudera LRT Station, which is about 15 minutes from Punggol MRT Station. Otherwise, the newly opened Punggol Coast MRT Station is a 6-minute drive away, or a 20 minute walk from the estate. However, one advantage is that you have Northshore Plaza right at your doorstep, which has several F&B outlets and even a supermarket, which would suffice for your basic needs.
3. Northshore StraitsView (1,021 units)
Image credit: How To Singapore YouTube
Similar to Northshore Residences, Northshore StraitsView is situated along the Punggol Coast section of Punggol, affording its residents waterfront living as well. In fact, it is just down the road from Northshore Residences, along Northshore Drive. It’s also a larger development as compared to Northshore Residences, with 1,021 units.
There are a few key differences between Northshore StraitsView and Northshore Residences:
- Northshore StraitsView is slightly younger than Northshore Residences, having launched in November 2015, versus May 2015 for Residences.
- It’s technically closer to the waterfront as compared to Residences, since the latter is located on the other side of Northshore Drive.
- It’s a little more isolated, with no LRT station close by.
One possible trend for HDB units in Punggol, especially those in the Punggol North region, is that they will see renewed attention and interest from homebuyers which will correspond with a general appreciation in value. That’s because the nearby Punggol Digital District will take shape over the next few years, bringing with it many offices, commercial spaces and even a university. The hub of offices will undoubtedly increase overall demand for both Northshore developments.
4. Ang Mo Kio Court (590 units)
Image credit: Wikimedia Commons
Another HDB development that will probably see some high listing prices when it hits the resale market is Ang Mo Kio Court, located just off Ang Mo Kio Avenue 3.
When it was first launched, it garnered significant interest seeing as the last BTO launch in Ang Mo Kio was 3 years prior. BTOs also rarely launch in Ang Mo Kio, given how most of the estate is already built up, and so this scarcity was a key aspect of its overall appeal. In addition, a significant contributor to its high demand is that there are three primary schools within 1km of this development, including the well-known CHIJ St Nicholas. You also have Bishan-Ang Mo Kio Park just a 10-minute walk away, which is a popular place for walks and runs, as well as pet owners.
Who would be the target demographic? For starters, families with younger children━in particular those with young daughters━will certainly be drawn to the prospect of living close to CHIJ. Otherwise, those with elderly parents living in Ang Mo Kio will be interested, seeing as they can live close to their parents.
However, one drawback is that it’s not close to any MRT station. The closest would either be Mayflower MRT Station or Ang Mo Kio MRT Station, both of which are a little too far to walk to, so you’ll have to take a bus to get there.
5. Bedok North Vale (215 units)
Image credit: HDB
Situated at the intersection between Bedok North Road and Bedok North Avenue 1, Bedok North Vale is a smaller development compared to the other projects on this list, with 216 units spanning across 2 blocks.
Just like Ang Mo Kio Court, Bedok North Vale is located a distance away from the closest MRT stations at Bedok and Bedok Reservoir. Because of this, it will probably see a more muted demand overall. If you drive, however, then accessibility won’t be too much of an issue because you will have connecting roads that lead to the nearby PIE or even ECP. In that case, getting to places like Changi Airport, East Coast Park and even the CBD won’t be difficult.
Bedok is a fairly mature estate, so amenities are plentiful. Nonetheless, there are loads of other options for Bedok resale HDB units on the market, and so if affordability isn’t too much of a concern, then you can probably get units in more favourable locations.
6. Teck Whye Vista (126 units)
Image credit: Google Maps
With only 126 units in one block, Teck Whye Vista is the smallest HDB project to cross its MOP this year. It was launched as part of the November 2015 sales exercise, from a very affordable starting price of $90k.
Located in Choa Chu Kang, Teck Whye Vista is just a minute’s walk away from Phoenix LRT Station, and about a 7-minute walk from Bukit Panjang MRT Station, which sits on the Downtown Line. There are two shopping malls not too far away from the block━Junction 10 and Lot One.
One drawback is that only 2-room Flexi flats are available here. As such, it’s unlikely that families will be interested in the units here, and is more likely to see demand from singles or couples with no kids. Both might see its appeal, especially if they have elderly parents who live in the older neighbouring estates of Choa Chu Kang or Senja, allowing them to stay close by while having their own space.
That said, you can expect prices of units to be quite affordable, given how Bukit Panjang is a little out of the way and not exactly what is considered a prime location. But it has direct access to the CBD via the Downtown Line, thus some might find its affordability a good trade-off for just a little bit of inconvenience.
7. Tampines GreenFlora (319 units)
Image credit: Google Maps
Just like our Northshore duo, Tampines GreenFlora and Tampines GreenBloom are a pair of HDB developments that are located close to each other, and will be MOP-ing in 2025. Launched in February 2017, they are the younger projects of the lot, and so would likely only hit the resale market towards the end of the year.
Tampines GreenFlora is tucked on the west side of the Tampines estate, right next to the industrial area and just a short distance away from Bedok Reservoir and Temasek Polytechnic. If you’re familiar with the location, you will recognise that public transport connectivity can be somewhat of a hassle. The main Tampines MRT Station is a considerable distance away, and even the other MRT stations like Tampines West will require a bus ride to get to.
However, if living somewhere quieter and away from the hustle and bustle of the busy Tampines estate is your thing, then it isn’t too shabby a choice. There are also several condominiums within the vicinity which adds a sense of prestige and exclusivity to the area. Of course, if you drive, then getting around won’t be too much of an issue, especially with major roads such as Tampines Avenue 10 and Avenue 1 connecting you to routes such as Bartley Road, KPE or even the PIE.
8. Tampines GreenBloom (319 units)
Image credit: Google Maps
Tampines GreenBloom is essentially the same as Tampines GreenFlora, given that these developments are just across the road from one another.
Perhaps one difference is that Tampines GreenBloom has Tampines Green Forest Park at its doorstep, giving its residents a community space for walks, exercise or just hanging out. Other than that, there’s also a Sheng Siong supermarket nearby which is closer to Tampines GreenFlora.
Schools-wise, there are just two in the vicinity━St Hilda’s Primary School, which is a 15-minute walk away, and Junyuan Secondary School, which is 9 minutes away.
One factor that might contribute to its appeal is that it comprises 4-room, 5-room, and 3Gen flats. Most of us certainly love to live in larger homes, and so those who are willing to trade the inconvenience of its location for the affordability of larger 4- and 5-room units might be drawn to this area.
9. Clementi Crest (385 units)
Image credit: HE Sim Photography
Clementi Crest will undoubtedly be another hot pick when it crosses its MOP and units start getting listed on the resale market. Similar to Alkaff Courtview, it was oversubscribed when it was first launched in May 2015, and will likely see healthy demand from owner-occupiers and renters alike.
One of the reasons for its strong appeal lies in where it’s located. Apart from being just a short 5-minute walk away from Clementi Mall and Clementi MRT Station, Clementi in itself is quite a highly desirable location to live in. It’s located along the city fringes, and next to other popular districts such as Queenstown and Holland Village. As a mature estate, Clementi has plenty of established amenities to meet all your lifestyle needs, including a wide range of schools such as Pei Tong Primary School, Nan Hua and Clementi Town Secondary School, and even NUS.
Taking reference from nearby HDB properties such as the significantly older Clementi Towers, past data shows a strong lineup of 4-room and 5-room resale flats transacting for over a million dollars. Seeing as Clementi Crest also only has 4-room and 5-room flats available, you can probably expect its units to head in that same direction as well.
HDB estates hitting MOP in 2025
If you’ve been unsuccessful with your BTO bids, and tried for one of these hot estates 5 years back, here’s your chance to secure a unit without the fuss of balloting and praying for good luck.
For more reads:
- Best HDB developments delivering more than 100% ROI at resale
- Punggol Waterfront 5-Room HDBs fast approaching the million dollar mark
- New launch condos to look forward to in 2025
Cover image adapted from: Global Design News, Wikimedia Commons, HDB, Council on Tall Buildings and Urban Habitat
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